Appeal 3324667
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
4 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
described as ‘proposed garage, hardstanding and bay window alterations’.
Section 02
[name]
The description of the proposed development set out above is taken from the Council’s decision notice and is reflected in the appeal documentation. It appropriately summarises the works described on the planning application form. Accordingly, the appeal has been determined on this basis.
Section 03
Decision
The appeal is dismissed.
Section 04
Reasons
The dimensions of the proposed garage are to accommodate a commercial vehicle. It would appear excessively tall in relation to the fenestration and floor and eaves lines of the host property (No 16). This would result in a disproportionate addition that would unbalance and harm the appearance of the house. Due to the location and high visibility of the proposed garage on the road frontage, the proposal would appear incongruous within the surrounding residential area.
The appellant wishes to store vehicles safely and securely off the street as vandalism and permit-only street parking are local issues of concern. These factors in themselves do not justify allowing unacceptable development. Furthermore, there is already space to park the high-topped van off street. There may well be other more appropriate opportunities to improve security following the acquisition of adjoining land and the use of the larger plot. Similarly, securing the former school land to the rear of No 16 and its neighbours and the removal of the palisade fencing could be achieved by means other than this appeal proposal.
Evidence relating to other garages erected in the locality has been considered. However, none have the same context and design as the appeal proposal which has been determined on its own merits. They can therefore be given little weight.
The proposal includes adding a pitched roof to a flat roof bay window and the construction of a hardstanding. I agree with the Council that the design impact of these works would have otherwise been acceptable.
I conclude that the size, design and location of the garage element of the proposed development would harm the character and appearance of the appeal property and the wider street-scene. It therefore fails to comply with Wirral Unitary Development Plan Policy HS11 ([name]) which, among other things, requires that new development does not dominate the existing building and the similar requirements of Emerging Local Plan Policy WD5 ([name]). This policy also requires extensions to be subordinate to and complement the character of the original dwelling. There would also be conflict with SPG 11 ([name]) which provides detailed advice on these matters.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 322No official casework-database value to compare
- Extracted decision date · page 1
- 26 September 2023Matches the official casework database
- Extracted site visit dates
- 10 September 2023 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3324667
- Application reference
- APPH/22/01435
- Lead case reference
- Not recorded
- Planning authority
- Wirral Metropolitan Borough Council
- Planning authority code
- E08000015
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- Not recorded
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 23 June 2023
- Valid date
- 23 June 2023
- Start date
- 13 July 2023
- Planning authority decision date
- 5 April 2023
- Appeal decision date
- 26 September 2023
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- No
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 39300
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:27
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21